324 Silver Spur Dr · New Braunfels, TX 78130

$65,000

3 bd · 2.0 ba · 2,016 sqft · Other · 17 Days on market

Built 2000 Good condition

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3 bedroom, 2 bath home offering 2,016 sq ft of comfortable living space, situated on a spacious corner lot with added privacy and pleasant views. Located in a desirable area of New Braunfels, this home is just a short 5 minute drive to Freiheit Elementary, Goodwin Frazier Elementary, Canyon Middle School, and Canyon High School. Nestled within the gated Comal Farms community, the home backs up to a green space, providing a peaceful setting with no rear neighbors. Inside, you will find an open-concept living and kitchen area designed for both everyday and entertaining. The spacious primary bedroom features an ensuite bathroom with double sinks, a separate shower, and a relaxi

Key facts

• Gated community
• Green space
• Covered porches

Tags

• CORNER LOT
• GATED COMMUNITY
• GREEN SPACE
• OPEN-CONCEPT LIVING
• BONUS SPACE
• COVERED PORCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 3.4% in New Braunfels — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#9 in TX, #925 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: commute F.
• Comal ISD (rural): math 57% / reading 59% proficiency, ranked #58 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.09% ✓
• Cap rate: 27.25%
• Cash-on-cash: 74.84%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 71.3%
• Equity multiple: 4.07×
• Total profit: $55,918
• Equity at exit: $9,692

10-year hold

• IRR: 74.4%
• Equity multiple: 7.55×
• Total profit: $119,197
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78130

• Rents YoY: -2.0%
• Active inventory: 1896
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,135

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 38%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 Hofstaat New Braunfels, TX	3.0	2.5	1653	$2,600	$1.57	43d	1	0.11mi
1917 Ludwig Pt New Braunfels, TX	3.0	2.5	1650	$2,095	$1.27	23d	1	0.17mi
1949 Brook Bnd New Braunfels, TX	4.0	3.0	2303	$2,000	$0.87	4d	1	0.23mi
1922 Brandywine Dr New Braunfels, TX	3.0	2.5	1772	$1,900	$1.07	43d	1	0.32mi
1793 Tristan Trl New Braunfels, TX	3.0	2.5	1466	$1,395	$0.95	43d	1	0.35mi
1786 Tristan Trl Unit 1786 New Braunfels, TX	3.0	2.5	1466	$1,450	$0.99	23d	1	0.39mi
1780 Tristan Trl New Braunfels, TX	3.0	2.5	2932	$1,525	$0.52	4d	1	0.40mi
2073 Turkey Crk New Braunfels, TX	3.0	2.0	1595	$2,500	$1.57	43d	1	0.44mi
1908 Brandon Oak New Braunfels, TX	3.0	2.0	1608	$1,895	$1.18	44d	1	0.52mi
614 Central Pkwy New Braunfels, TX	3.0	1.0–2.0	904	$2,045	$2.26	1d	66	0.53mi
332 Elephants Ear Dr New Braunfels, TX	4.0	2.0	1667	$1,895	$1.14	23d	1	0.66mi
414 Fairy Duster Dr New Braunfels, TX	4.0	3.0	2304	$2,295	$1.00	43d	1	0.69mi
448 Agave Flats Dr New Braunfels, TX	3.0	2.0	1470	$1,980	$1.35	43d	1	0.76mi
555 Creekside Xing Unit 3-28 New Braunfels, TX	3.0	2.0	1470	$1,582	$1.08	23d	1	0.76mi
1941 Colonial Ave New Braunfels, TX	4.0	2.0	1746	$2,300	$1.32	23d	1	0.77mi
522 Blue Stem Rd New Braunfels, TX	3.0	2.0	1532	$1,695	$1.11	43d	1	0.80mi
447 Butterfly Bush Ct New Braunfels, TX	3.0	2.0	1911	$2,195	$1.15	43d	1	0.81mi
307 Creekside Curv New Braunfels, TX	3.0	2.5	1844	$1,745	$0.95	43d	1	0.81mi
382 Creekside Curv New Braunfels, TX	4.0	2.5	1731	$1,595	$0.92	43d	1	0.82mi
561 Creekside Frst New Braunfels, TX	3.0	2.5	1430	$1,650	$1.15	43d	1	0.86mi
561 Creekside Frst New Braunfels, TX	3.0	2.5	1430	$1,650	$1.15	23d	1	0.86mi
554 Blue Stem Rd New Braunfels, TX	4.0	3.0	2357	$2,500	$1.06	43d	1	0.87mi
1552 Lahn Rd New Braunfels, TX	2.0	1.0	1620	$1,095	$0.68	17d	1	0.88mi
580 Creekside Way New Braunfels, TX	1.0–3.0	1.0–2.0	1012	$1,913	$1.89	1d	22	0.94mi
553 Creekside Cir Unit 553 New Braunfels, TX	3.0	2.5	1400	$1,595	$1.14	16d	1	0.98mi
619 Creekside Way New Braunfels, TX	4.0	3.0	1587	$1,999	$1.26	23d	1	1.01mi
816 Barbarosa Rd New Braunfels, TX	2.0–4.0	2.5–3.5	1407	$2,214	$1.57	1d	20	1.01mi
2980 Creek Bend Dr New Braunfels, TX	3.0	1.0–2.0	1026	$1,749	$1.70	1d	1	1.06mi
900 Barbarosa Rd New Braunfels, TX	4.0	2.5	1874	$1,778	$0.95	17d	1	1.06mi
625 Creekside Way Unit 3294 New Braunfels, TX	3.0	2.0	1537	$2,181	$1.42	2d	1	1.11mi
451 Farm To Market RD New Braunfels, TX	1.0–2.0	1.0–2.0	1094	$1,794	$1.64	2d	10	1.19mi
677 Creekside Way New Braunfels, TX	1.0–4.0	1.0–4.0	1234	$1,921	$1.56	1d	38	1.26mi
1009 Mellow Breeze New Braunfels, TX	3.0	2.0	1445	$1,800	$1.25	23d	1	1.29mi
1301 Fieldcrest New Braunfels, TX	3.0	2.0	1761	$2,500	$1.42	43d	1	1.32mi
461 Wind Gust New Braunfels, TX	3.0	2.5	1596	$1,800	$1.13	43d	1	1.32mi
461 Wind Gust New Braunfels, TX	3.0	2.5	1596	$1,800	$1.13	23d	1	1.32mi
570 Advantage Dr New Braunfels, TX	4.0	2.5	1536	$1,599	$1.04	2d	1	1.34mi
565 Advantage Dr New Braunfels, TX	4.0	2.5	1536	$1,399	$0.91	43d	1	1.35mi
2063 Club Xing New Braunfels, TX	3.0	2.0	1544	$2,000	$1.30	2d	1	1.36mi
1032 Brown Rock Dr New Braunfels, TX	3.0	2.5	1409	$1,395	$0.99	43d	1	1.36mi

Listing history 13 events

1. 2026-06-17
   status $65,000 Under Contract 17 DOM
2. 2026-06-16
   days on market $65,000 Active 17 DOM
3. 2026-06-15
   days on market $65,000 Active 16 DOM
4. 2026-06-13
   days on market $65,000 Active 14 DOM
5. 2026-06-09
   days on market $65,000 Active 10 DOM
6. 2026-06-08
   days on market $65,000 Active 9 DOM
7. 2026-06-07
   days on market $65,000 Active 8 DOM
8. 2026-06-04
   days on market $65,000 Active 5 DOM
9. 2026-06-03
   days on market $65,000 Active 4 DOM
10. 2026-06-02
    days on market $65,000 Active 3 DOM
11. 2026-06-02
    days on market $65,000 Active 2 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $65,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,066
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$1,891
• Taxable income: $13,384
• Est. tax owed @ 24.0%: −$3,212
• After-tax cash flow: $10,410/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This home is in good condition with average interior and exterior features. It requires minor repairs to paint and cabinets to enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears slightly worn
• Minor Cabinets — Light wood cabinets show some wear

Value-add opportunities

• Both Paint — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Both Cabinets — Refinishing or replacing cabinets can significantly improve the home's value and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly worn	Minor	$500–3,000
Cabinets · Light wood cabinets show some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Cabinets — Refinishing or replacing cabinets can significantly improve the home's value and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Comal ISD
• NCES district ID: 4814730
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $74,792
• Composite: 51.79/100
• National rank: #1671
• State rank: #58 of 826 in TX

Livability — New Braunfels

• Score: 83/100
• State rank: #9
• US rank: #925

Category grades

Amenities A+ Commute F Cost of living A Crime A- Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Braunfels, TX
• County: Comal County · 206,262 people
• City population: 144,962
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 104,009
• Household income: $83,064
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 2912.0

Population outlook (Comal County) Hauer SSP2

• Today (2025): 175,637 people
• By 2030: 199,911 · +13.8%
• By 2040: 249,436 · +42.0%
• By 2050: 299,430 · +70.5%
• By 2075: 423,857 · +141.3%
• By 2100: 512,048 · +191.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 37% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Comal

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.2%
• 2008→2024 swing: +1.9pp toward D · 2008: -47.4pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+42.7 2016: R+50.1 2012: R+54.1 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -190.61%
• Current HPI: 173.7128
• Rent YoY: ▼ -1.97%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2026-05-31 Listed $65,000 FSBO.com